Original source · versioned page text
Permissible Change Cover Letter, Form and Attachments
Attached to the e-mail MCU14/0102.01 & OPW15/0051 Request to change existing approval.
Original PDF page 1, section 1. The text section number identifies this passage in the reader.
Your Ref: MCU14/0102 & OPW15/0051 Our Ref: 14124 / 16454pf.jm 5 August 2015 The Chief Executive Officer Noosa Shire Council Via: [email protected] Attention: Mr Glen Conforti Dear Sir, Request for a Permissible Change to the Development Permit for Material Change of Use for Industrial business Type 1 Warehouse; Industrial business Type 2 Production, alteration, repackaging & repairing; Retail business Type 2 Shop & salon; Retail business Type 5 Vehicle uses; Retail business Type 6 Hardware store; and Entertainment & dining business Type 1 Food & beverages and Development Permit for Operational Work (Signage) on land at 139 Eumundi Noosa Road & 30 Lionel Donovan Drive Noosaville being legally described as Lot 4 SP 159610 & Lot 31 SP 170751 (Council reference: MCU14/0102 & OPW15/0051) In accordance with section 369 of the Sustainable Planning Act 2009 (SPA), our client, Empirica Developments Pty Ltd, hereby requests a Permissible Change to the Development Permit for Material Change of Use and Operational Work described above and issued by the Noosa Shire Council via a Decision Notice dated 9 June 2015. 1.0 Form and Fees Please find enclosed the following: a Request to Change an Existing Approval form, duly completed; a revised site plan and floor plan prepared by Powe Architects, included as Attachment A; updated landscape plans prepared by the DFS Group, included as Attachment B; a traffic engineering review of the revised layout prepared by Pekol Traffic & Transport, included as Attachment C. Once receipt of the request has been confirmed, we will arrange payment of the application fee.
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Large file: the download may take up to a minute.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 27 sections
Section 2
2.0 Proposed Changes to Approval
The applicant intends to make the following changes to the approval:
a drive-through facility is proposed to be incorporated into the design to
service the 24 hour food and beverage tenancy. The drive-through
facility is located along the southern boundary with access via the
driveway aisle adjacent to the approved Lionel Donovan Drive
driveway. A waiting bay is also proposed adjacent to the exit to the
drive-through facility;
the food and beverage tenancy and the service station building,
carparking and fuel canopy have been relocated further to the north to
accommodate the drive-through facility.
the approved 43m2 outdoor dining area for the food and beverage
tenancy has been removed. The food and beverage tenancy shape
has been modified and the gross floor area (GFA) increased from 137m2
to 151m2, whilst the ‘total use area’ has decreased due the removal of
the outdoor dining area.
the bicycle rack, bin storage location and bio-retention basin adjacent
to the service station have been relocated/redesigned to
accommodate the drive-through;
the landscape areas have been revised although the overall landscape
area still achieves 15% of the site area as approved;
the GFA of the industrial buildings has been reduced slightly;
car parking numbers have been reduced from 67 car parking spaces
plus 6 MC spaces to 63 spaces plus 8 MC spaces and the car parking
layout has been modified slightly but the same main circulation aisles
remain. The revised parking allocation has been confirmed by Council’s
Glen Conforti, via email exchange, as being consistent with the
methodology used to calculate the original parking requirement for the
approved development.
These changes are illustrated on the revised site plan and floor plan prepared by
Powe Architects, included here as Attachment A. The revised landscape plans
prepared by the DFS Group (Attachment B), illustrate the changes to the
landscape areas.
In respect of the proposed amendments, please consider the following points as
part of your assessment of the merits of the change:
- A drive-through is being considered to make a point of difference to
other tradies cafés in the immediate area;
- The applicant is cognisant of comments from the councillors about
facilities in Noosa and particularly what council had tried previously to
achieve in terms of a 24 hr servo shop and café: and believes this
proposal help meet that need;
- The changes respond to media and other café owner’s comments
about wanting the nature of the proposed use to be different to what
was originally proposed;
- As a 24 hour operation, a drive-through facility is a fundamental
requirement for safety of staff throughout the night;
August 2015 Empirica Developments Pty Ltd – Permissible Change Request Page 2
Section 3
- A drive-through eases parking due to its holding capacity and customers
using that option rather than parking;
- The inclusion of a drive-through facility changes the operational
requirements of the cafe which influences the internal layout, which in
turn has caused a slight increase to the GFA indoors but with the
removal of the outdoor dining means that overall, the total use area will
probably be less; and
- Locating a drive-through in industrial area reduces any potential noise or
other impacts compared to if was to be located within a residential
area.
The applicant has instructed Pekol Traffic & Transport to review the impacts of
the revised design, including the queuing requirements of the drive-through
facility. Pekol Traffic & Transport’s correspondence is included here as
Attachment C and confirms that:
appropriate access and vehicle circulation is retained for a 19m petrol
tanker;
a HRV can enter and exit the designated loading bays without
impacting on nearby car parking and landscaping areas;
a large car can enter the drive-through from either the Eumundi-Noosa
Road or Lionel Donovan Drive access, negotiate the alignment around
the rear of the service station and food/beverage tenancy and this exit
back on to Lionel Donovan Drive via the exit driveway;
the drive-through layout provides capacity for 10 vehicles to queue
(from collection point) without obstructing the Lionel Donovan Drive
access.
Hyder Consulting has also reviewed the revised site plan and has confirmed that
the revised arrangements will be suitable to meet the water quality objectives for
the site.
Amended Plans
As a result of the changes described in section 2.0, the Site Plan and the Floor
Plan (for the service station and F&B tenancy), included in Attachment A,
supersede the approved corresponding plans. The revised Landscape Plans
included in Attachment B supersede the approved landscape plans.
Changes to Conditions of the Decision Notice
The abovementioned changes cause amendments to Conditions 2, 6, 23 of the
Material Change of Use conditions and Condition 8 of the Operational Works
conditions. The wording of these conditions is provided below, along with our
client’s submissions, and a recommended action. Proposed changes to the
conditions have been provided where relevant. Any new words proposed to be
included are highlighted in bold, while any words to be deleted are shown as
struck out.
August 2015 Empirica Developments Pty Ltd – Permissible Change Request Page 3
Section 4
Material Change of Use Conditions
Condition 2
Council’s original condition 2 reads:
Development undertaken in accordance with this approval must generally
comply with the approved plans of development. The approved plans are
listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
DA-01-01 C Site layout, prepared by Powe Architects 20/03/2015
DA-01-02 E Site – Roof & Signage Location Plan, 1/04/2015
prepared by Powe Architects
DA-02-01 B Floor Plans, prepared by Powe Architects 18/03/2015
DA-02-02 B Floor Plans, prepared by Powe Architects 18/03/2015
DA-03-01 C Elevations, prepared by Powe Architects 20/03/2015
DA-03-02 C Sections, prepared by Powe Architects 20/03/2015
SD-01 E Landscape Concept Plan and Section, 27/03/2015
prepared by DFS Group
SD-02 E Landscape Concept Plan and Elevation, 27/03/2015
prepared by DFS Group
SD-03 E Design Intent & Suggested Plan Palette, 27/03/2015
prepared by DFS Group
Our Client’s Representations
As a result of the changes described above, the Site Plan and the Floor Plan (for
the service station and F&B tenancy), included in Attachment A, supersede the
approved corresponding plans. The revised Landscape Plans included in
Attachment C supersede the approved landscape plans. Any other plans that
require consequential amendment can be conditioned to be amended or we
will submit under separate cover if required earlier by Council. The condition is
therefore requested to be amended as follows:
Development undertaken in accordance with this approval must generally
comply with the approved plans of development. The approved plans are
listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
DA-01-01 CJ Site layout, prepared by Powe Architects 20/03/2015
05/08/2015
DA-01-02 E Site – Roof & Signage Location Plan, 1/04/2015
prepared by Powe Architects
DA-02-01 BD Floor Plans, prepared by Powe Architects 18/03/2015
05/08/2015
DA-02-02 B Floor Plans, prepared by Powe Architects 18/03/2015
DA-03-01 C Elevations, prepared by Powe Architects 20/03/2015
DA-03-02 C Sections, prepared by Powe Architects 20/03/2015
SD-01 EF Landscape Concept Plan and Section, 27/03/2015
prepared by DFS Group 05/08/2015
SD-02 EF Landscape Concept Plan and Elevation, 27/03/2015
prepared by DFS Group 05/08/2015
SD-03 EF Design Intent & Suggested Plan Palette, 27/03/2015
prepared by DFS Group 05/08/2015
August 2015 Empirica Developments Pty Ltd – Permissible Change Request Page 4
Section 5
Condition 6
Council’s original condition 6 reads:
The approved Gross Floor Area of the Entertainment and Dining Business – Type
1 – Café is 137m² and 43m² of outdoor dining.
Our Client’s Representations
As a result of the changes described in section 2.0, the Café GFA has been
increased to 151m2 and the outdoor dining area has been removed. The
condition should therefore be amended as follows:
The approved Gross Floor Area of the Entertainment and Dining Business – Type
1 – Café is 137m² 151m2 and 43m² of outdoor dining.
Condition 23
Council’s original condition 23 reads:
A minimum of 67 car parking spaces and 8 motorcycle spaces must be provided
and marked on the site. The works must be undertaken in accordance with an
Operational Works approval and must include in particular:
a. provision of vandal resistant public lighting with intensities to satisfy the
requirements of Australian Standard AS1158: Public Lighting Code
b. a minimum of 3 disabled parking spaces within the total.
Our Client’s Representations
It is requested that the condition is amended to reflect the reduction in the
number of car parking spaces required by the amended proposal. The
condition should therefore be amended as follows:
A minimum of 67 62 car parking spaces and 8 motorcycle spaces must be
provided and marked on the site. The works must be undertaken in accordance
with an Operational Works approval and must include in particular:
a. provision of vandal resistant public lighting with intensities to satisfy the
requirements of Australian Standard AS1158: Public Lighting Code
b. a minimum of 3 disabled parking spaces within the total.
Operational Works Conditions
Condition 8
Council’s original condition 8 reads:
All sign illumination must be switched off between 11:00pm and sunset of the
following day except if a service station illuminated sign which may remain on
during trading hours.
August 2015 Empirica Developments Pty Ltd – Permissible Change Request Page 5
Section 6
Our Client’s Representations
It is requested that the condition is amended to allow signage associated with
the food and beverage tenancy to be illuminated 24 hours. It is common
practice for signage associated with such a use to be illuminated at night. As
such, it is requested that the condition is amended as follows:
All sign illumination must be switched off between 11:00pm and sunset of the
following day except if a service station illuminated sign or a food and beverage
illuminated sign which may remain on during trading hours.
3.0 Sustainable Planning Act 2009
The proposed changes comply with the definition of a “permissible change” as
defined in the Sustainable Planning Act 2009. The Act permits an assessment
manager to consider a change to an approval where the change is a
“permissible change”. The definition of "permissible change" is as follows:
“1) A permissible change for a development approval, is a change to
the approval that would not-
(a) result in a substantially different development; or
(b) if the application for the approval were remade including
the change-
(i) require referral to additional concurrence agencies;
(ii) for an approval for assessable development that
previously did not require impact assessment - require
impact assessment; or
(c) for an approval for assessable development that
previously required impact assessment - be likely, in the
responsible entity’s opinion, to cause a person to make a
properly made submission objecting to the proposed
change, it the circumstances allowed; or
(d) cause development to which the approval relates to
include prohibited development”
In relation to the above definition, it is relevant to note the following:
- in our view, the changes proposed do not result in a substantially different
development. The changes do not involve new uses or new land or result
in significant changes to the built form. The changes do not significantly
alter the ability of the proposal to operate as intended;
- there were no referral agencies for the original application. If the
application were remade including the change, the proposed changes
would not require referrals to concurrence agencies;
August 2015 Empirica Developments Pty Ltd – Permissible Change Request Page 6
Section 7
- the original application was impact assessable. Only one objection was
recorded against the application. That objection was primarily
concerned with parking supply associated with the possible tyre and
mechanical shop. An additional parking space is proposed in the area
adjacent to tenancy 4. The changes would not likely cause a person to
object; and
- the proposed amendments do not involve prohibited development.
For these reasons it is considered that the proposed changes constitute a
Permissible Change to the approved development. On this basis it is considered
that the request can be dealt with pursuant to sections 369 – 377 of SPA. We
look forward to Council’s decision on this request.
Please do not hesitate to contact the writer on 5443 5566 should you have any
queries.
Yours faithfully
DFS Group
Peter Folker
Director
Att: Attachments A, B & C
cc: Empirica Developments Pty Ltd
August 2015 Empirica Developments Pty Ltd – Permissible Change Request Page 7
Section 8
Request to Change Existing Approval and/or
Extension to Relevant Period
2015/16
Sustainable Planning Act 2009
This form must be submitted to Council accompanied by the applicable fee.
Attach extra pages if there is insufficient space on the form.
Please note that for development approvals that include water and sewerage conditions, a Unitywater fee may also apply.
1. Details of person making the request
Full name – Empirica Developments Pty Ltd c/- DFS Group
Contact Name – Peter Folker
Postal address – PO Box 605
Suburb – Maroochydore State – Qld Postcode – 4558
Business phone – 5443 5566 A/H phone Mobile
Email address – [email protected] Fax
2. Details of existing approval
Type of approval (please tick ALL applicable categories) Which entity issued approval?
X Development Permit X Council
Preliminary Approval Other entity – please specify
Compliance Permit
X Material Change of Use
Reconfiguring a Lot
X Operational Works
Building Works
Plumbing or Drainage Works
Compliance Certificate
Environmentally Relevant Activity
Application number/council reference MCU14/0102 & OPW15/0051 Date issued 9.06.15
Is the approval for a mobile and temporary ERA? X No Yes – complete below
Insert the name of each local government area in which the mobile and temporary ERA is proposed to operate/operating
3. Nature of request (please tick ALL applicable categories)
X To change the development X To change the development To extend the relevant period
approval conditions before lapsing
Please attach documentation outlining the detail of and the reasons and justification for the requested change or
extension.
Privacy
Council will use any personal information provided for the intended purpose only and for remaining in contact with you. Council is authorised to collect
this information in accordance with the Local Government Act 2009 and other Local Government Acts. Your personal information is only accessed by
persons authorised to do so. Your personal information is dealt with in accordance with council’s privacy policy.
www.noosa.qld.gov.au [email protected] T 07 5329 6500
PO Box 141 Tewantin Qld 4565 ABN 97 969 214 121
Page 1 of 4
Section 9
4. Location of the premises
Unit No. Street No 139 Street Eumundi Noosa Road
Suburb Noosaville State Qld Postcode 4566
Unit No. Street No 30 Street Lionel Donovan Drive
Suburb Noosaville State Qld Postcode 4566
Lot no. Plan type & plan no.
4 SP159610
31 SP170751
5. Concurrence Agencies
Was there one or more concurrence agencies involved in the original approval? X No
Yes-provide details below
Note – Under s372 of the Sustainable Planning Act 2009 the person making the request is required to give a copy of this request to all
concurrence agencies.
Concurrence Agency Date copy given
6. Pre-request response notice
Has a pre-request response been given by a relevant entity (e.g. a concurrence agency) for this request?
No Yes
If yes, please attach a copy of the notice.
7. Owner’s consent
Is the owner’s consent required for this request? X No
Yes– complete either Table A or Table B below
Note – If more than one owner of the land all owners’ details are required
Table A –owner’s consent provided on form Table B –owner’s consent provided on form
Refer to attached correspondence
Owner’s name/s Owner’s name/s
I/We, the above-mentioned owner/s of the land, consent The owner’s written consent is attached.
to the making of this request.
Signature/s
Date
Page 2 of 4
Section 10
NOTES: For question 7
Under section 371 of the Sustainable Planning Act 2009, if the person making the request is not the owner of the land to which the
approval relates, the request must be accompanied by the owner’s consent.
However, owner’s consent is not required if the approval:
- relates to land the was acquisition land to which section 263(2)(d) of the Sustainable Planning Act 2009 applied when the
application for the approval was made; or
- is for building work or operational work for the supply of community infrastructure on land designated for the community
infrastructure; or
- the consent of the owner would not be required under section 263(1) of the Sustainable Planning Act 2009 if a development
application were made for the requested change.
Also, owner’s consent is not required if the Assessment Manager is satisfied that:
- the number of owners of the land make it impractical to obtain owners’ consent, and the requested change does not materially
affect the owners’ land; or
- having regard to the nature of the proposed change, the owner has unreasonably withheld consent and the requested change
does not materially affect the owner’s land.
8. Does the request involve a State resource prescribed under the SustainablePlanning Regulation 2009,
Schedule 14?
X No Yes – complete below details
Nature of State owned resource:
Nature of Evidence required:
Evidence of allocation of / entitlement to, the resource Evidence the chief executive has agreed to the request
Attach a copy of the evidence required above
NOTES: For question 8
Section 370(3) and (4) of the Sustainable Planning Act 2009 requires that if an application for the development approval were made at
the time of making this request and evidence under section 264(1) of the Sustainable Planning Act 2009 would be required to support
the application, this request must be accompanied by the written agreement of the chief executive from whom evidence would be
required under section 264(1).
Section 264 of the Sustainable Planning Act 2009 provides that if a development involves a State resource, a regulation may require
the application to be supported by certain evidence prescribed under regulation. Schedule 14 of the Sustainable Planning Regulation
2009 prescribes the State resources for which evidence is required to be given, and the evidence required, to support the application.
9. Declaration of applicant
I/We, the applicant, declare that the above information is correct in all respects, at the time of lodgement of this
application with Council. Should any of the details given in relation to this application be changed in the future, the
applicant shall advise Council in writing prior to any such change being implemented.
Signature/s Date 5.08.15
Page 3 of 4
Section 11
OFFICE USE ONLY
Application no. Amount paid Date paid Receipt no. Initial Date stamp
Receiving Officer
Payment options
In person 9 Pelican Street, Tewantin: 8.30 am to 4.30 pm Monday to Friday (excludes public holidays).
By mail Cheque or money order to be made payable to Noosa Council.
Cheque Money order Mastercard Visa
All payments made by credit card will incur a 0.50% surcharge (exempt of GST) to reflect the cost of fees
charged for credit card transactions.
Page 4 of 4
Section 12
wA Attachment A
Section 13
N COPYRIGHT
SD-03-01
DEVELOPMENT SUMMARY W
A L
POWE Architects Pty Ltd. All rights reserved. This work is
covered by Copyright and cannot by reproduced or copied in
any form or by any means (graphic, electronic or mechanical
T E including photocopying) without the written permission of
GROSS FLOOR AREA R POWE Architects Pty Ltd. Any license, express or implied, to
H use this document for any purpose whatsoever is restricted to
Use GFA A Y the terms of the written agreement between POWE Architects
FH Pty Ltd and the instructing party.
D R
I V DISCLAIMER
Food/Beverage 151 E The builder shall check and verify all dimensions and verify all
errors and omissions to POWE Architects. Do not scale the
drawings. Drawings shall not be used for construction purposes
8.73
3.98m FUEL PRICE BOARD SIGN
BIO-RETENTION AND until issued by POWE Architects marked "For Construction."
Retail Type 6 or Industrial Type 1 or 2 1,640
12.66
STORMWATER DETENTION BASIN POWE Architects accepts no responsibility for the accuracy,
FOR DETAILS OF SCREEN PLANTING SEE 8.37 compatibility and completeness of the data transfered
REFER CIVIL ENGINEERING DFS LANDSCAPE DESIGN DOCUMENTATION
6.11
DESIGN FOR DETAILS electronically. The recipient should, where necessary,
5 request a hardcopy for verification.
.82 11
20 ° 0' 12 .555 AMENDMENTS
Service Station and Shop 223 69 8°
11
'
R DATE DESCRIPTION BY
A 11/12/2014 DEVELOPMENT APPLICATION MJ
9.85
Tyre & Mechanical or Retail Type 6 or B 18/03/2015 INFORMATION REQUEST RESPONSE AM
600 16 BICYCLES C 20/03/2015 INFORMATION REQUEST RESPONSE AM
0.25
Industrial Type 1 or 2 D 3/06/2015 DRIVE THROUGH ADDED AD
17 E 9/07/2015 TENANCY 5 AREA BREAKDOWN AD
2,614 m2 90
1 2 7 .1 0 5
°1 4 F 10/07/2015 TENANCY 5 USE AREA AD
.0 ' '
1 0 3°4 G 27/07/2015 LANDSCAPED AREA INCREASED TO 15% AD
6
6.0m SHARED ILLUMINATED PYLON SIGN 3 CAR PARK H 29/07/2015 PTT TRAFFIC RECOMMENDATIONS AD
SPACES BIORETENTION BASIN REINTRODUCED AD
S
CE J 5/08/2015 GFA AMENDMENT AD
SITE AREA PA Retail Type 6 or Industrial Type 1 or 2
16.09
S 9
RK Tenancy 1 10.00 120 .060
PA °34
Lot Plan Area 4C
AR Gross Floor Area: 500 m² '45.
0 ''
MC
Lot 31 SP170751 3,574 3.99
LOADING
ZONE
Lot 4 SP159610 4,165
LIS AY
D
7.46
MO EW
HE
2
7,739 m
DE RIV
188°56'
91.035
BE G D
TO ISTIN
EX
0
AL
LANDSCAPED AREA
2.6
PIC
9.30
TY
1,161m² = 15% SITE AREA
16.33
Retail Type 6 or Industrial Type 1 or 2
CES
Tenancy 2
Gross Floor Area: 500 m²
PA
KS
10.00
CES
PP
AR
CAR PARK SCHEDULE
SPA
5.40 8.00 5.40 1.80
RP
CA
CLE
Stage Quantity
10 CAR PARK SPACES
7 CAR PARK SPACES
11
D
CY
Car 60 W
OR
A
SD-03-01
OT
5.4
Disabled Car 3 0
O
6M
1
69.82
Motorcycle 8
R
SD-03-02
E
71
S A
SD-03-01
9.44
O
BIO-RETENTION
8
O
7.7 BASIN
N
Retail Type 6 or Industrial Type 1 or 2
Tenancy 3
Gross Floor Area: 640 m²
20.83
I
9.34 10.00
D
N
AIR AND
N
WATER
U
2 CAR PARK SPACES
189°23'21.0''
M
73.957
MC
U
E
LOADING
''
ZONE
34° 7.261
5.0
51'
30.61
9
8.00 1.91
0.15
36.94
6.0m FUEL PRICE BOARD SIGN
103.874
11°11'
LIS AY
PUMP 1
PUMP 2
PUMP 3
PUMP 4
PUMP 5
PUMP 6
PUMP 7
PUMP 8
D
9.93
MO EW
HE
Tyre & Mechanical or Retail Type 6 or Industrial Type 1 or 2
9.40
DE RIV
Tenancy 4
5.8
BE G D
Gross Floor Area: 600 m²
7
TO ISTIN
FILLING
POINT
16.02
EX
10.00 10.00
10.00 FOR
FORAPPROVAL
APPROVAL
FH NOT
NOTFOR
FORCONSTRUCTION
CONSTRUCTION
8.50
10.45
POWE ARCHITECTS
3.32
0.15
TYPICAL 12 CAR PARK SPACES AR C H I T E C T U R E MAS T E R P LAN N I N G D E S I G N
2.70
7.70
WAITING
5.40
6.20
BAY ZONE
LOADING +61 (7) 3257 0202 P 42 BERWICK STREET
2.50 14 CAR PARK SPACES [email protected] E FORTITUDE VALLEY
15.10
www.powearchitects.com W QLD 4006
10.75 12 BICYCLES
1.52
ICE GAS PROJECT
Service Station and Shop
5.40
Gross Floor Area: 223 m²
BIN BIN
6.60
Noosaville Service
FOR DETAILS OF SCREEN PLANTING SEE Centre
2.60
DFS LANDSCAPE DESIGN DOCUMENTATION 29.150 37.198 FOR
Food/Beverage 278°57'10.0'' 278°57'10.0''
1.8m FENCE TO BINS
8.20
Tenancy 5
BIN
Gross Floor Area: 151 m² FH
Use Area: 124m2 BIO-RETENTION 3 0'' AT
14 10.
BIN
1.40 BASIN .
1 4 5 7'
3° 139 Eumundi Road and 30 Lionel
23 10.05
BIN
Donovan Drive Noosaville QLD
1.40
DELIVERY
BIO-RETENTION
10.19 RP
70
3.20
PP BASIN 6.
Lot 4 SP159610, Lot 31
11.68 64.633
278°57'10.0'' I V E SP170751
D R
10.66
TRANSFORMER
S FH
A N County of Section 14
March
SD-03-01 V
Hyundai Hyundai N O Parish of Tewantin
Vehicle Sales Premise Vehicle Sales Premise D O DRAWING DESCRIPTION
E L
O N
L I Site Layout
DRAWING DETAILS
DRAWN CHECKED APPROVED
AD ME LP
SCALE SHEET PRINT DATE
1:250 A1 5/08/2015
FILE # DRAWING # REVISION
235-04 DA-01-01 J
P:\Active Projects\235 Empirica\235-04 Noosaville\3.0 BIM\235-04 Noosaville Layout Book.pln
1:250
2.5 0 2.5m 5.0 7.5 10.0 12.5 15.0 17.5
Section 15
COPYRIGHT
POWE Architects Pty Ltd. All rights reserved. This work is
covered by Copyright and cannot by reproduced or copied in
any form or by any means (graphic, electronic or mechanical
including photocopying) without the written permission of
POWE Architects Pty Ltd. Any license, express or implied, to
use this document for any purpose whatsoever is restricted to
the terms of the written agreement between POWE Architects
Pty Ltd and the instructing party.
DISCLAIMER
The builder shall check and verify all dimensions and verify all
errors and omissions to POWE Architects. Do not scale the
drawings. Drawings shall not be used for construction purposes
until issued by POWE Architects marked "For Construction."
POWE Architects accepts no responsibility for the accuracy,
compatibility and completeness of the data transfered
electronically. The recipient should, where necessary,
ZONE request a hardcopy for verification.
AMENDMENTS
LOADING R DATE DESCRIPTION BY
A 11/12/2014 DEVELOPMENT APPLICATION MJ
B 18/03/2015 INFORMATION REQUEST RESPONSE AM
C 15/05/2015 INTERNAL FITOUT CLARIFIED ME
D 5/08/2015 UPDATED TO MATCH DA-01-01 AD
SLURPEE
VOID Service Station and Shop
ZONE Gross Floor Area: 223 m²
OFFICE
REGISTER
SERVICE YARD
COLDROOM
FITOUT DESIGN BY OTHERS
Food/Beverage
Tenancy 5 MUNCH ZONE
Gross Floor Area: 151 m²
FOOD PREP AREA
AIRLOCK WC STORE ROOM
N
64.633
278°57'10.0''
Service Station and Food Floor Plan
1:100
LOADING
ZONE
FOR
FORAPPROVAL
APPROVAL
NOT
NOTFOR
FORCONSTRUCTION
CONSTRUCTION
TYRE WAREHOUSE
POWE ARCHITECTS
AR C H I T E C T U R E MAS T E R P LAN N I N G D E S I G N
103.874
11°11'
STAFF STAFF ROOM +61 (7) 3257 0202 P
[email protected] E
42 BERWICK STREET
FORTITUDE VALLEY
TOILET www.powearchitects.com W QLD 4006
FITTING AREA PROJECT
Noosaville Service
Centre
MANAGER FOR
CUSTOMER OFFICE
Tyre & Mechanical or Retail Type 6 or Industrial Type 1 or 2
TOILET Use Area: 587 m²
AT
139 Eumundi Road and 30 Lionel
Donovan Drive Noosaville QLD
RP
Lot 4 SP159610, Lot 31
FITTING BAYS SP170751
County of March
SHOWROOM
Parish of Tewantin
DRAWING DESCRIPTION
Floor Plans
DRAWING DETAILS
DRAWN CHECKED APPROVED
AM ME LP
Tyre and Mechanical Floor Plan SCALE SHEET PRINT DATE
1:100 1:100 A1 5/08/2015
FILE # DRAWING # REVISION
235-04 DA-02-01 D
P:\Active Projects\235 Empirica\235-04 Noosaville\3.0 BIM\235-04 Noosaville Layout Book.pln
1:100
1 0 1m 2 3 4 5 6 7
Section 16
wA Attachment B
Section 17
Landscape Concept Plan 1:250
Landscape Concept Plan & Section
139 Eumundi Road
A
W
AL
Sit
eB
TE
Bio retenti
on basin ou
nd R
maintena
ce acces
with ar y H
of plantin
g
s clear Screen pla
nti
built form ng to soften
AY
from stre
et D
R
Screen pla IV
nti
built form ng to soften
from stre Sub-surfa
E
et ce detenti
- refer to on tank
Engineer’
s drawing
s
Shade tre
es to car
park
ry
AD
Noosaville
nda
Bou
RO
Bio-reten
tion basin
Site
Shade tre
es
groundco with shrub and
ver planti
A
ngs unde
r
OS
Screen pla
nti
built form ng to soften
ary
from stre
NO
et
Site Bound
DI
UN
M
EU
Planting to
p
and scree rovide shade
n road
Site Boun Screen p
dary lanting -
hedging
Bio-reten
Hyundai S tion basin Site Boun
dary
how Roo
m scale
As noted
LIONE project number
L DON 14141
A
O VAN D drawing number
RIVE SD-01 [F]
date
2015/08/05
Section A-A 1:250 0 10 20m
NOTE:
Landscaped Area
1,116m2 = 15% Site Area
Bio-basin with Super-advanced container planting Bio retention basin Road
screening shrub planting (note photo on Sheet SD-002 of 200ltr Elaeocarpus Screen planting Footpath
Section 18
Landscape Detail Plan & Elevation
139 Eumundi Road
Detail Plan 1:100
B B
A D
RO
O SA W
NO AL
DI
M UN TE
EU R
H
AY
boundary
D
oundary
Bio retention basin with R
maintenace access clear IV
10.6m to
E
8.6m to b
of planting Multilayered screen planting
Eucalyptus species
Noosaville
Tree exclusion zone
Large tree species not to be planted within
this area (blue shade) - Nom.2m clearance
from pipes Melalueca species
0 5 10m
Elevation B-B 1:100
scale
As noted
project number
14141
WALTER HAY DRIVE EUMUNDI NOOSA ROAD drawing number
SD-02 [F]
date
2015/08/05
Screen planting to ameliorate Bio retention basin
impact of the building
Planting to be layered - groundcover and shrub Forest tree graphic image applied to building facade to further
species to form edge along footpath with larger shrub ameliorate the impact of the built form from Walter Hay Drive &
and tree species to be set back closer to the building Eumundi Noosa Road.
The graphic is evocative of distant tree trunks adds consequence to
the foreground plantings that will develop and mature over time. This
image depicts growth at approximately 7-10years.
Section 19
Landscape Intent Planting Palette Site Character
Deisgn Intetnt & Suggested Plant Palette
139 Eumundi Road
Trees
The landscape design approach for ”Empirica”, at
139 Eumundi Road Noosaville, centres on the intent to Botanical name Common Name
deliver a modern high presentation service facility with a
predominant focus on semi advanced Native Subtropical Cupaniopsis anacardioides (A) Tuckeroo
Landscaping. Soft landscape areas are preferentially Banksia integrifolia (B) Coastal Banksia
Elaeocarpus eumundi (D) Eumundi quandong
located to site perimeters where they offer separation from
Syzygium luehmannii (C) Lilly Pilly
high traffic roadways and site users. Xanthostemon chrysanthus Golden Penda
Photo 1
Shrubs
Among the criteria achieved in the landscape design are the Photo 2
following:- Cordyline fruticosa rubra (E) Red Cordyline
Melaleuca ‘Claret Tops’ (F) Melaleuca Claret Tops
ʄ 3 metre wide planting areas on average to all available Groundcovers and Climbers
frontages.
ʄ Tree planting expected to achieve 50% screening of Lomandra hystrix (I) Slender Mat Rush
buildings at 5 years. Macrophytes - Biobasin Planting
ʄ Greater than 1 tree for 6 carparks.
ʄ Bio-retention basins fringed and augmented with perimeter Juncus krausii (G) (15%) Salt Marsh Rush
tree plantings (clear trunked when required). Ficinia nodosa (H) (15%) Knotted Club Rush
Lomandra hystrix (I) (70%) Slender Mat Rush
ʄ Species selected to be representative of the best of
commercial landscapes within the Noosaville locality. Planting Distances From Services
Min. DIST. Service
3m Power poles
3m Fire hydrant
Noosaville
9m Street lights
2m Stormwater pit
1m Other services
Approx.DIST. Service
0.9m Street trees from kerb
2.5m Street tree spacings for multiples
Trees
A B C
Shrubs
scale
not to any scale
project number
14141
drawing number
E F D SD-03 [F]
date
2015/08/05
Groundcovers
G H I 200L Elaeocarpus eumundi Photo 1 Photo 2
Section 20
wA Attachment Q
Section 21
4 August 2015
Empirica
622 Wickham Street
Fortitude Valley
QLD 4006
Attention: Peter Folker
Dear Peter,
RE: 139 EUMUNDI-NOOSA ROAD, NOOSAVILLE
REVIEW OF REVISED LAYOUT – TRAFFIC ENGINEERING ISSUES
INTRODUCTION
This letter has been prepared in response to the revised development layout for the proposed mixed industrial
and commercial development at 139 Eumundi Road and 30 Lionel Donovan Drive, Noosaville. The revisions to
the layout comprise:
a drive-through for the food / beverage tenancy (tenancy 5)
amendments to the floor area for retail / industrial tenancies 1 - 3
alterations to on-site landscaping areas
minor modifications to the access, on-site car parking and serving arrangements
The traffic engineering issues addressed below include:
the revised Eumundi-Noosa Road access arrangements and fuel tanker manoeuvring
internal vehicle circulation and manoeuvring associated with the revisions to the layout
The revised development layout plan is included in Figure 1 (attached).
\\APCARCHIVE\ARCHIVE\2014-15\15-067 LIONEL DONOVAN DRIVE, NOOSAVILLE\REPORTS\REVISED LAYOUT\REVISED LAYOUT V2.DOCX 1
Section 22
ACCESS AND FUEL TANKER MANOUEVRING
Swept paths for the 19m petrol tanker accessing and egressing the site are presented in Figure 2. These swept
paths demonstrate that under the revised access and internal layout arrangements, the fuel tanker can:
access the development site from Eumundi Noosa Road and stand immediately to the west of the service
station forecourt to undertake bulk refilling operations
stand at this location without obstructing traffic movements into and out of the development site
access the designated refilling position without being obstructed by a vehicle using the bowser at Fuel
Dispenser 1
exit
xit the development site back on to Eumundi Noosa Road upon completion of bulk refilling operations
INTERNAL VEHICLE MANOEUVRING AND CIRCULATION
The attached Figures 3 – 5 show swept paths for a 12.5m heavy rigid vehicle (HRV) accessing the loading areas
associated with the retail / industrial business
b and tyre and mechanical uses. These swept paths demonstrate that
a HRV can enter and exit the designated loading bays without impacting on nearby car parking and landscaping
areas.
igure 6 demonstrate that a large car can enter the drive-through
The swept paths shown in Figure drive through from either the
Eumundi-Noosa
Noosa Road or Lionel Donovan Drive access, negotiate the alignment around the rear of the service
station and food / beverage tenancy and then exit back on to Lionel Donovan
Donovan Drive via the exit driveway.
In accordance with the requirements of the Noosa Plan, the drive-through
drive through layout provides capacity for 10
vehicles to queue (from the collection point) without obstructing the Lionel Donovan Drive access.
If you have any questions regarding the issues discussed above, please do not hesitate to contact us.
Yours sincerely,
Adam Pekol
Director (RPEQ 5286)
\\APCARCHIVE\ARCHIVE\2014-15\15-067
067 LIONEL DONOVAN DRIVE, NOOSAVILLE\REPORTS\REVISED
NOOSAVILLE LAYOUT\REVISED
REVISED LAYOUT V2.DOCX 2
Section 23
FH
FH
Title: DRAWN: 5541-006-06.DWG
PROPOSED LAYOUT
DATE: 28th JULY 2015
P
E SCALE: 1 : 500
Project:
139 EUMUNDI ROAD AND JOB NO: 5541-006
30 LIONEL DONOVAN DRIVE, NOOSAVILLE DRAWING: FIGURE 1
Section 24
Title: DRAWN: 5541-006-06.DWG
19.0m LONG (AUSTROADS) SEMI-TRAILER
DATE: 28th JULY 2015
P MANOEUVRING REQUIREMENT TO ACCESS SITE
E SCALE: 1 : 500
Project:
139 EUMUNDI ROAD AND JOB NO: 5541-006
30 LIONEL DONOVAN DRIVE, NOOSAVILLE DRAWING: FIGURE 2
Section 25
Title: DRAWN: 5541-006-06.DWG
DATE: 28th JULY 2015
P
E SCALE: 1 : 500
Project:
139 EUMUNDI ROAD AND JOB NO: 5541-006
30 LIONEL DONOVAN DRIVE, NOOSAVILLE DRAWING: FIGURE 3
Section 26
Title: DRAWN: 5541-006-06.DWG
DATE: 28th JULY 2015
P
E SCALE: 1 : 500
Project:
139 EUMUNDI ROAD AND JOB NO: 5541-006
30 LIONEL DONOVAN DRIVE, NOOSAVILLE DRAWING: FIGURE 4
Section 27
FH FH
Title: DRAWN: 5541-006-06.DWG
DATE: 28th JULY 2015
P
E SCALE: 1 : 500
Project:
139 EUMUNDI ROAD AND JOB NO: 5541-006
30 LIONEL DONOVAN DRIVE, NOOSAVILLE DRAWING: FIGURE 5
Section 28
FH
Title: DRAWN: 5541-006-06.DWG
5.2m LONG (B99) LARGE CAR MANOEUVRING
DATE: 28th JULY 2015
P REQUIREMENT TO CIRCULATE DRIVE-THRU
E SCALE: 1 : 200
Project:
139 EUMUNDI ROAD AND JOB NO: 5541-006
30 LIONEL DONOVAN DRIVE, NOOSAVILLE DRAWING: FIGURE 6